A new social housing scheme in the heart of the city is a triumph for eco-friendly design principles as well as scoring brownie points for the council's contracted developers, writes Valerie Shanley Charlie Long is exuberant at the prospect of a home in the new complex
The re-development of the old council flats on York Street is a transformation way beyond mere bricks and mortar. 'Social housing' in the past conjured up images of grim, Soviet-style blocks with basic amenities. The 66 brand-new homes that replace the original 97 flats are, according to deputy city architect Kieran Gallagher, of a better standard than some private schemes around the city.
In terms of sustainability and eco-credentials, York Street is quite something compared to its neighbouring stately buildings on St Stephen's Green. Massive solar panels, sedum-planted roofs to attract wildlife while absorbing and conserving rainwater, a state-of- the-art recycling centre, an allotment, and architectural salvage from the original tenements, all contribute to this being a flagship social housing project by the council.
However, it's the change in the lives of the council's original tenants – nearly all of whom are moving back into the new complex after being housed in alternative accommodation during the four year re-development – that marks the human transformation.
Charlie Long is one resident who lived on the street for close on three decades and he is exuberant – no other word for it – at the prospect of a home in the new complex. After returning from work in London in 1980, he fell on hard times and had to go on the council's homeless list. Although glad to get a flat on York Street, he remembers living conditions being consistently harsh.
"I worked in a hotel, returning very late at night – and I would be taking my life in my hands. The main doors into the flats would always be kicked open, anyone could come in from the street. Light bulbs would have been smashed and so I would be tripping over people slumped on the stairs, some of them maybe drunk or on drugs." Not surprisingly, a big plus for Charlie is the security of the new building. Each home has an intercom system with a camera, and there is also a 'talking' lift. The communal courtyard is also very secure, and the toddlers' playground is visible from every balcony.
The two feature Georgian door architraves, complete with classic columns, were salvaged from the original terrace of houses built on York Street in the mid 18th century, says the project's architect Seán Harrington.
The College of Surgeons still faces the development in an area that, in its heyday, was considered Dublin's Harley Street. After the Act of Union, the terrace of Georgian houses gradually declined into tenements, housing scores of families in slum conditions. The situation became so bad that Dublin City Council eventually demolished the street in 1949 and re-built the flats. But the living conditions behind the newly built, pastiche 'Georgian' façade, were far from adequate.
Up until four years ago, the York Street complex was a fire hazard; there was no fire escape, continual problems arose with damp, and bathrooms were non-existent. Tiny kitchens included a sink and toilet. Unsurprisingly, the residents wanted a say in how the re-development would improve living standards.
"The great thing about this project is that the community spirit is very together here, plus everyone is interested in eco issues," says Harrington. "The council trusted us to do something ambitious. It's a huge responsibility – you are given the trust to not only create homes, but also to create a building that sits comfortably within the city."
McNamara Construction – which last May pulled out of five public/private partnerships with Dublin City Council worth an estimated €900m due to 'adversely changed circumstances in the housing market' and new planning guidelines on scaled-up apartment sizes – was awarded the York Street contract four years ago to re-develop the site for €20m. Sustainable Energy Ireland contributed over €280,000 as part of its House of Tomorrow project. Design company Ventura (www.ventura.ie) styled two apartments to help tenants visualise how their homes could look.
"It was the first project I've ever worked on with Dublin City Council and I was delighted to have the experience
of working on such an unusual job, never mind the fantastic location," says Ventura's Arlene McIntyre, adding that the brief was to make the flats look and feel as spacious as possible.
Approximately half of the homes are one-bed apartments, with the balance split between two-bed apartments and three bed duplexes. The dual aspect light ensures the homes are warm and bright – unlike the old days when north facing flats were so dark the light had to stay on all day. Generously sized balconies function as additional rooms where the upper glass window panels fold right back to let in sunlight.
Recycling is a huge element in the design. Tony Gallagher, housing manager for the area, says everyone is excited about the state of the art 'digestor' in the recycling pavilion. "We are introducing a training programme for residents to show how leftover food waste converts to compost, and which can be used in the garden."
For Charlie, a big decision now is whether to get involved with the residents' gardening group. He's also bemused by the increased amount of offers from his sister who is really keen to stay in his swish new pad just off St Stephen's Green. "She's suggesting I go to her house for a holiday and she'll come here and mind the place!"
The council is hosting an open day for the public at the York Street development on Saturday, 8 November, from 1pm to 5pm
Sunday Tribune
www.buckplanning.ie
Showing posts with label area planning. Show all posts
Showing posts with label area planning. Show all posts
Monday, 27 October 2008
Friday, 18 January 2008
Plan aims to realize the potential of Lough Allen
Leitrim County Council has approved a draft plan which aims to unlock the enormous potential of the Lough Allen area by collectively promoting its economic, social and cultural development.
A report commissioned by the Council was presented to its monthly meeting last Monday night. Councillors were brought through the report in detail and informed of the work carried out by a steering group comprising Leitrim County Council, Roscommon County Council, Leitrim Enterprise Company, Failte Ireland Northwest, Leitrim Tourism, Waterways Ireland, Shannon Regional Fisheries Board and Arigna Leader Company.
Louise Browne, from consultants Colin Buchanan & Partners, explained the potential that Lough Allen has to offer as a key driver of economic development, in particular tourism, within the region.
Prompted by the preparation of the new County Development Plan 2009-2015 the objective of the study is to identify, assess and recommend a range of actions that will safeguard the integrity of the natural resource, meet the needs of the wider community, secure economic and social benefits and establish Lough Allen as a visitor destination in its own right.
Councillors gave the report a guarded welcome. While recognising the untapped potential of Lough Allen, many felt the implementation of reports such as these was the key issue.
Cllr Enda McGloin said the lake is completely and utterly underdeveloped, apart form the hotel in Drumshanbo. He said he hopes the Dowra development will proceed and the investment by Waterways Ireland in Ballinaglera. He said they need to pinpoint certain ideas for business that could be located on the lake, that would, in his view, encourage more cruiser traffic onto the lake.
Cllr Mary Bohan, while recognising and complimenting what has been done at Corry Strand and Spencer Harbour, said in general that what has been done round the lake has been piecemeal. She said what was positive about this particular report is that all of the agencies are involved, and she called for a positive direction to be adopted after the public consultation process.
Cllr Aodh Flynn said Lough Allen has enormous potential but he noted the absence of the OPW from this plan. He said the northern shore of the lake used to have large strands but the water level has been kept high in recent years
Cllr Gerry Dolan said there is a lot of good work that can be done in the Lough Allen area while Cllr Francis Gilmartin said the lack of fish stocks in the lakes, particularly bream, meant they were losing their valuable angling tourism industry.
Clir Michael Colreavy said there is a lot of good analysis and research done in these reports but where a lot of them fall down is in their implementation because there's no funding for that implementation.
"I think it should be part of the brief of a company developing a report such as this to work with the major funding agencies to see what can be done," he said, noting that such cooperation was not there.
Clir Martin Kenny said that very often reports are used as a lever for funding but very often you find the money has been spent but there is nothing to show for it but another nice document that sits on the shelf. "It's important we don't allow that to happen here," he said.
Cllr Sean McDermott agreed and said it is no good unless it is followed through and said the Council has to work with it until things start to happen.
Joseph Gilhooly, Director of Services, Community, Enterprise & Cultural Development, said it is important to get a framework to work within which will also hopefully get people thinking about what they can do.
The draft document will be available during public opening hours for public inspection at the office of Leitrim County Council, Aras an Chontae, Carrick-onShannon and on www.leitrimcoco.ie.
The draft plan will be available until February 13, 2008. People involved in the tourism sector and anyone who has an interest in the development of Lough Allen are encouraged to examine the draft plan and forward written submissions to Joan Lowe, Administrative Officer, Leitrim County Council, Community and Enterprise Department, Carrick-on-Shannon. Submissions received by February 27, 2008 will be taken into account in the completion of the final document.
Donal O'Grady
Leitrim Observer
www.buckplanning.ie
A report commissioned by the Council was presented to its monthly meeting last Monday night. Councillors were brought through the report in detail and informed of the work carried out by a steering group comprising Leitrim County Council, Roscommon County Council, Leitrim Enterprise Company, Failte Ireland Northwest, Leitrim Tourism, Waterways Ireland, Shannon Regional Fisheries Board and Arigna Leader Company.
Louise Browne, from consultants Colin Buchanan & Partners, explained the potential that Lough Allen has to offer as a key driver of economic development, in particular tourism, within the region.
Prompted by the preparation of the new County Development Plan 2009-2015 the objective of the study is to identify, assess and recommend a range of actions that will safeguard the integrity of the natural resource, meet the needs of the wider community, secure economic and social benefits and establish Lough Allen as a visitor destination in its own right.
Councillors gave the report a guarded welcome. While recognising the untapped potential of Lough Allen, many felt the implementation of reports such as these was the key issue.
Cllr Enda McGloin said the lake is completely and utterly underdeveloped, apart form the hotel in Drumshanbo. He said he hopes the Dowra development will proceed and the investment by Waterways Ireland in Ballinaglera. He said they need to pinpoint certain ideas for business that could be located on the lake, that would, in his view, encourage more cruiser traffic onto the lake.
Cllr Mary Bohan, while recognising and complimenting what has been done at Corry Strand and Spencer Harbour, said in general that what has been done round the lake has been piecemeal. She said what was positive about this particular report is that all of the agencies are involved, and she called for a positive direction to be adopted after the public consultation process.
Cllr Aodh Flynn said Lough Allen has enormous potential but he noted the absence of the OPW from this plan. He said the northern shore of the lake used to have large strands but the water level has been kept high in recent years
Cllr Gerry Dolan said there is a lot of good work that can be done in the Lough Allen area while Cllr Francis Gilmartin said the lack of fish stocks in the lakes, particularly bream, meant they were losing their valuable angling tourism industry.
Clir Michael Colreavy said there is a lot of good analysis and research done in these reports but where a lot of them fall down is in their implementation because there's no funding for that implementation.
"I think it should be part of the brief of a company developing a report such as this to work with the major funding agencies to see what can be done," he said, noting that such cooperation was not there.
Clir Martin Kenny said that very often reports are used as a lever for funding but very often you find the money has been spent but there is nothing to show for it but another nice document that sits on the shelf. "It's important we don't allow that to happen here," he said.
Cllr Sean McDermott agreed and said it is no good unless it is followed through and said the Council has to work with it until things start to happen.
Joseph Gilhooly, Director of Services, Community, Enterprise & Cultural Development, said it is important to get a framework to work within which will also hopefully get people thinking about what they can do.
The draft document will be available during public opening hours for public inspection at the office of Leitrim County Council, Aras an Chontae, Carrick-onShannon and on www.leitrimcoco.ie.
The draft plan will be available until February 13, 2008. People involved in the tourism sector and anyone who has an interest in the development of Lough Allen are encouraged to examine the draft plan and forward written submissions to Joan Lowe, Administrative Officer, Leitrim County Council, Community and Enterprise Department, Carrick-on-Shannon. Submissions received by February 27, 2008 will be taken into account in the completion of the final document.
Donal O'Grady
Leitrim Observer
www.buckplanning.ie
Friday, 1 June 2007
Spire getting its spark back
Shine returns as the lights go on for first time since March
DUBLIN’S monument of light will shine again this weekend for the first time since March. The absence of lights on the 400-foot high Dublin Spire sitting in the centre of O’Connell street has concerned residents and tourists over the last two months.
A spokesperson for Dublin City Council said: ‘‘The lights went out in March but, instead of paying the huge amount of money to rent Ireland’s tallest crane, we decided to wait until the general maintenance which is taking place this weekend.
‘‘It’s not like changing a light bulb in your kitchen,’’ she said.
A 120-metre tall crane will be brought in on Saturday and Sunday and, depending on the weather, general maintenance and cleaning will be carried out, including the installation of a new aviation light and 2,000 white luxeon LEDs.
The spokesperson insists that there is no danger to air traffic when the lights are damaged or broken.
‘‘No commercial plane or otherwise flies over it. The only thing that will fly that low over the city centre is the garda helicopter and we have informed the gardai about that.’’
When asked if this light would continue to go out, the spokesperson said there was no way of knowing this.
‘‘If it happens again, we will wait until the next weekend of maintenance before the light will be replaced.’’
It is expected that the spire will cost upwards of €40,000 of taxpayers’ money to clean this weekend. The structure was touted as “self-cleaning” when first erected in 2003 at a cost of €4.8m.
However, the council conceded that its maintenance cost €205,000 last year and will increase to at least €218,000 this year.
German firm Hochtief Facility Management cleans the first 2.5 metres of the Spire at 7am every morning and the first 12 metres every three months.
Hochtief are also responsible for the maintenance and replacement of the lights on the structure.
This is not the first time the Spire lost its spark.
Back in 2003 an aviation warning went out again after the light went out on top. That time the light was replaced in a few hours.
The decorative LEDs, that are supposed to last for ten years have posed numerous problems for those maintaining the monument as well.
The “monument of light”, was designed by Ian Ritchie architects and won numerous design awards.
Cathal McMahon
© Irish Independent
DUBLIN’S monument of light will shine again this weekend for the first time since March. The absence of lights on the 400-foot high Dublin Spire sitting in the centre of O’Connell street has concerned residents and tourists over the last two months.
A spokesperson for Dublin City Council said: ‘‘The lights went out in March but, instead of paying the huge amount of money to rent Ireland’s tallest crane, we decided to wait until the general maintenance which is taking place this weekend.
‘‘It’s not like changing a light bulb in your kitchen,’’ she said.
A 120-metre tall crane will be brought in on Saturday and Sunday and, depending on the weather, general maintenance and cleaning will be carried out, including the installation of a new aviation light and 2,000 white luxeon LEDs.
The spokesperson insists that there is no danger to air traffic when the lights are damaged or broken.
‘‘No commercial plane or otherwise flies over it. The only thing that will fly that low over the city centre is the garda helicopter and we have informed the gardai about that.’’
When asked if this light would continue to go out, the spokesperson said there was no way of knowing this.
‘‘If it happens again, we will wait until the next weekend of maintenance before the light will be replaced.’’
It is expected that the spire will cost upwards of €40,000 of taxpayers’ money to clean this weekend. The structure was touted as “self-cleaning” when first erected in 2003 at a cost of €4.8m.
However, the council conceded that its maintenance cost €205,000 last year and will increase to at least €218,000 this year.
German firm Hochtief Facility Management cleans the first 2.5 metres of the Spire at 7am every morning and the first 12 metres every three months.
Hochtief are also responsible for the maintenance and replacement of the lights on the structure.
This is not the first time the Spire lost its spark.
Back in 2003 an aviation warning went out again after the light went out on top. That time the light was replaced in a few hours.
The decorative LEDs, that are supposed to last for ten years have posed numerous problems for those maintaining the monument as well.
The “monument of light”, was designed by Ian Ritchie architects and won numerous design awards.
Cathal McMahon
© Irish Independent
Tuesday, 15 May 2007
Dublin 4 but not 32 . . . in this location size matters
SIZE DOES matter in fashionable Ballsbridge, the exclusive heart of Dublin 4.
The area which includes the US embassy, the Lansdowne Road stadium and the RDS, not to mention countless houses worth €30m plus, is THE location in the country.
When property developer Sean Dunne bought both Jury's and the Berkeley Court hotels and outlined plans for a 32-storey skyscraper of apartments, no fewer than 14 residents associations went on the warpath.
It was the mother of all acquisitions in the heart of the gold-plated property belt, costing the developer €380m. But under the existing development plan the height will have to be restricted.
The residents said the proposed rezoning of substantial tracts of land - including the hotel sites between Pembroke Road and Shelbourne Road - was entirely unnecessary as Ballsbridge already had all the amenities appropriate to its character.
Yesterday, councillors agreed and adopted a motion which throws the Sean Dunne plan for an apartment skyscraper into serious doubt.
Legal challenges may ensure more council meetings - and more residents meetings. In the meantime, the plan for 632 apartments will be on hold.
TREACY HOGAN
Irish Independent
The area which includes the US embassy, the Lansdowne Road stadium and the RDS, not to mention countless houses worth €30m plus, is THE location in the country.
When property developer Sean Dunne bought both Jury's and the Berkeley Court hotels and outlined plans for a 32-storey skyscraper of apartments, no fewer than 14 residents associations went on the warpath.
It was the mother of all acquisitions in the heart of the gold-plated property belt, costing the developer €380m. But under the existing development plan the height will have to be restricted.
The residents said the proposed rezoning of substantial tracts of land - including the hotel sites between Pembroke Road and Shelbourne Road - was entirely unnecessary as Ballsbridge already had all the amenities appropriate to its character.
Yesterday, councillors agreed and adopted a motion which throws the Sean Dunne plan for an apartment skyscraper into serious doubt.
Legal challenges may ensure more council meetings - and more residents meetings. In the meantime, the plan for 632 apartments will be on hold.
TREACY HOGAN
Irish Independent
Tuesday, 1 May 2007
Roche commences the operation of BIDS in Ireland
Mr. Dick Roche, T.D., Minister for the Environment, Heritage and Local Government, has commenced the legislative provisions to enable Business Improvement District Schemes (BIDS) to operate in Ireland.
Minister Roche stated - "BIDS represent a new and unique partnership arrangement between business and the local government sector, with the clear objective of delivering significant positive impacts on the economic vitality and viability of cities and towns. Both business and local government have benefited greatly from increasing levels of engagement and interaction in recent years. I firmly believe that BIDS have the potential to enhance current partnership arrangements."
A BID scheme is an organisational and financing mechanism, through which businesses can develop and implement initiatives in defined areas to improve those areas for the betterment of the trading environment.
A group of businesses come together and decide, firstly, that they want enhanced services or a wider range of services - or new facilities or activities in an area. Secondly, these businesses decide that they are willing to pay for such services, facilities or activities.
Originating in Toronto, Canada in 1971, business improvement district schemes are now in operation in many cities and towns throughout Canada, the US and the EU.
Minister Roche said - "When I first heard of BIDS, I recognised the opportunity to harness business innovation for the economic betterment of cities and towns. BIDS provide a vehicle for businesses to work collaboratively with local authorities and local residents towards the proactive management of an area, which will yield significant benefits for everyone."
The Minister indicated that the legislation fully embraces the voluntary aspects that are vital to the BIDS concept internationally. It will be a matter for the business community to develop a BID proposal, which will set out the type of works, services or projects proposed and the level of investment required to finance the scheme.
The local authority has the ultimate say in whether a BID scheme goes ahead - in particular, it must ensure that the interests of the local community are protected. Before a council takes a decision on a BID proposal, a plebiscite must be held among the business community in the BID area.
Commencement of the BIDS provisions coincides with the making of Regulations, which will govern the holding of a plebiscite. Once approved by the council - following a successful plebiscite - a specially established BID company will have responsibility for implementing the provisions of a BID scheme, with the local authority playing a key role in any such company.
Minister Roche emphasised that a key feature of BIDS is that all investment made through BIDS will be both additional and complementary to the current level of services provided by the local authority.
The Minister continued - "I am convinced that the investment delivered through BIDS will, in fact, leverage further investment in BID and surrounding areas, as a direct result of the goodwill and impetus that will be generated through BIDS.
"I know that commencement of the legislative provisions for BIDS is keenly anticipated. I want to thank local authorities and the business community - in particular, the Dublin City Business Association - for their assistance during the development of the BIDS legislation and I look forward to the establishment of BID schemes in cities and towns throughout the country."
Minister Roche stated - "BIDS represent a new and unique partnership arrangement between business and the local government sector, with the clear objective of delivering significant positive impacts on the economic vitality and viability of cities and towns. Both business and local government have benefited greatly from increasing levels of engagement and interaction in recent years. I firmly believe that BIDS have the potential to enhance current partnership arrangements."
A BID scheme is an organisational and financing mechanism, through which businesses can develop and implement initiatives in defined areas to improve those areas for the betterment of the trading environment.
A group of businesses come together and decide, firstly, that they want enhanced services or a wider range of services - or new facilities or activities in an area. Secondly, these businesses decide that they are willing to pay for such services, facilities or activities.
Originating in Toronto, Canada in 1971, business improvement district schemes are now in operation in many cities and towns throughout Canada, the US and the EU.
Minister Roche said - "When I first heard of BIDS, I recognised the opportunity to harness business innovation for the economic betterment of cities and towns. BIDS provide a vehicle for businesses to work collaboratively with local authorities and local residents towards the proactive management of an area, which will yield significant benefits for everyone."
The Minister indicated that the legislation fully embraces the voluntary aspects that are vital to the BIDS concept internationally. It will be a matter for the business community to develop a BID proposal, which will set out the type of works, services or projects proposed and the level of investment required to finance the scheme.
The local authority has the ultimate say in whether a BID scheme goes ahead - in particular, it must ensure that the interests of the local community are protected. Before a council takes a decision on a BID proposal, a plebiscite must be held among the business community in the BID area.
Commencement of the BIDS provisions coincides with the making of Regulations, which will govern the holding of a plebiscite. Once approved by the council - following a successful plebiscite - a specially established BID company will have responsibility for implementing the provisions of a BID scheme, with the local authority playing a key role in any such company.
Minister Roche emphasised that a key feature of BIDS is that all investment made through BIDS will be both additional and complementary to the current level of services provided by the local authority.
The Minister continued - "I am convinced that the investment delivered through BIDS will, in fact, leverage further investment in BID and surrounding areas, as a direct result of the goodwill and impetus that will be generated through BIDS.
"I know that commencement of the legislative provisions for BIDS is keenly anticipated. I want to thank local authorities and the business community - in particular, the Dublin City Business Association - for their assistance during the development of the BIDS legislation and I look forward to the establishment of BID schemes in cities and towns throughout the country."
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